Dry Riser Testing Regulations: What Building Owners Need to Know
30 Sep 2026 | By Danielle Naylor
Dry riser testing is essential for maintaining reliable firefighting systems within residential and commercial buildings. This guide explains the legislation and British Standards governing dry riser inspection and pressure testing, recommended testing frequencies, Responsible Person responsibilities, common defects, and how planned maintenance supports ongoing fire safety compliance.
Dry risers give firefighters access to a water supply at different levels of a building during an emergency. These systems can remain unused for long periods, so faults, damage or deterioration may go unnoticed without regular inspection and testing.
This article explains how often dry risers should be tested, what inspections involve, who is responsible and how planned testing helps property managers identify defects and keep systems ready for emergency use.
How Often Should Dry Risers Be Tested?
Regular inspections help identify damage and deterioration before they affect the dry riser during an emergency. Property managers should plan for both six-monthly visual inspections and annual pressure testing.
Six-Monthly Visual Inspections
British Standard 9990 recommends a visual inspection every six months. These checks help identify visible problems between annual pressure tests, including:
- Damage to inlet boxes
- Faults or damage to landing valves
- Problems with drain valves
- Damaged cabinets or signage
- Visible pipework defects
- Corrosion, leaks or vandalism
Identified defects should be recorded so property managers can track the required remedial action.
Annual Pressure Testing
A full pressure test should also be completed every 12 months in accordance with BS 9990.
The system is charged with water under pressure to check that the pipework remains watertight, valves operate correctly, and leaks do not affect performance. Test results provide property and compliance teams with a record of system condition and any defects requiring attention.
Need Dry Riser Testing Services?
Osterna supports housing associations, managing agents, local authorities, freeholders, employers, and large private landlords with professional dry riser testing and wider fire safety compliance services across the UK.
Our planned inspection programmes help organisations identify defects early, maintain reliable firefighting systems, and support ongoing compliance across residential portfolios.
What Does Dry Riser Testing Involve?
Dry riser testing checks whether the system remains ready for use by the fire and rescue service and identifies defects that could affect its performance. A reliable dry riser allows the fire service to access a water supply quickly at different levels of the building during an emergency.
A professional dry riser inspection may include:
- Inspection of inlet boxes
- Inspection of landing valves
- Checks of outlet connections
- Examination of pipework for visible defects
- Pressure testing where required
- Confirmation of valve operation
- Identification of leaks or damage
- Recording defects requiring remedial work
- Inspection and testing documentation
Clear reporting helps property managers understand the system’s condition and prioritise any remedial work. Organisations responsible for multiple buildings can also use inspection records to track recurring defects and outstanding actions across their portfolio.
Which Buildings Require Dry Risers?
Dry risers are commonly found in taller buildings where firefighters need a reliable way to access water above ground level.
They may be installed in:
- High-rise residential buildings
- Apartment developments
- Mixed-use developments
- Commercial buildings
- Hospitals
- Hotels
- Large public buildings
Current Building Regulations guidance generally provides for dry rising mains in buildings where firefighting shafts are required and the highest storey is no more than 50 metres above fire and rescue service access level; wet rising mains are generally used where the highest storey is more than 50 metres above access level.
Building owners and property managers should consult the building’s fire strategy and relevant Building Regulations guidance, rather than relying on height alone, when determining the required firefighting facilities.
Who Is Responsible for Dry Riser Testing?
Responsibility for dry riser testing normally rests with the Responsible Person or the organisation responsible for managing the building.
This may include:
- Housing associations
- Managing agents
- Freeholders
- Commercial building owners
- Facilities management companies
- Local authorities
Many organisations incorporate dry riser testing into planned fire safety maintenance programmes alongside Fire Risk Assessments, fire alarm testing, emergency lighting testing, and fire door inspections.
Who Can Carry Out Dry Riser Testing?
Dry riser inspection, pressure testing, maintenance and repairs should be carried out by a competent specialist with the appropriate knowledge, training and equipment.
An experienced inspector can identify defects that may affect system performance, complete the required testing safely and provide clear records of any remedial work needed. Testing should also follow the relevant requirements of BS 9990.
What Regulations Apply to Dry Riser Testing?
Building owners and Responsible Persons need to keep firefighting facilities in effective working order. Regular inspection, testing and maintenance of dry risers form part of meeting this responsibility.
In England and Wales, these duties principally arise under the Regulatory Reform (Fire Safety) Order 2005. Equivalent fire safety duties apply in Scotland.
What Does BS 9990 Require?
BS 9990 provides guidance for the inspection, testing and maintenance of non-automatic firefighting systems, including dry risers.
For property managers, the key recommendations include:
- Six-monthly visual inspections
- Annual pressure testing
- Checks of inlet boxes and landing valves
- Identification and recording of defects
- Appropriate maintenance
- Accurate inspection and testing records
Following BS 9990 supports best practice and helps Responsible Persons demonstrate that dry riser systems are being appropriately maintained.
Why Is Record Keeping Important?
Accurate records give property and compliance teams a clear history of each dry riser system. They make it easier to identify recurring faults, monitor outstanding remedial work and plan future inspections across individual buildings or larger portfolios.
Records can include:
- Inspection dates and findings
- Pressure test results
- Identified defects
- Remedial work required
- Completed repairs
- Recurring issues
Inspection records and pressure test certificates can also help demonstrate that dry risers are being appropriately maintained during Fire Risk Assessments, audits or enforcement investigations.
What Happens if Dry Risers Are Not Properly Maintained?
Without regular inspection and testing, dry risers can develop faults that may prevent the system from operating effectively during an emergency. These systems are rarely used outside fire incidents, so defects can remain unnoticed until the fire and rescue service needs to rely on them.
Common issues identified during dry riser inspections include:
- Blockages caused by dirt, rust, or debris within the pipework
- Seized or damaged landing valves that prevent firefighters from connecting hoses quickly
- Leaks, worn seals, or deteriorated components that reduce water pressure during operation
- Missing inlet or outlet caps, allowing debris to enter the system or increasing the risk of tampering
- Corrosion or physical damage affecting pipework, valves, or associated components
Unresolved defects can prevent firefighters from accessing the water supply they need quickly during an emergency. Reduced pressure, damaged valves or blocked pipework can affect firefighting operations and increase risks to residents and other building occupants.
Poor maintenance can also make it harder for Responsible Persons to demonstrate that firefighting facilities are being properly managed. Significant deficiencies may require remedial action following a Fire Risk Assessment or intervention by the relevant enforcing authority.
Keeping Dry Risers Ready for Emergency Use
Reliable dry risers give firefighters access to water when they need it most. Planned inspections and pressure testing help property managers identify defects early, track remedial work and maintain confidence that systems remain ready for emergency use.
Osterna supports housing associations, managing agents, local authorities, freeholders, employers and large private landlords across the UK with professional dry riser testing, Fire Risk Assessments, fire safety testing and inspections, fire door inspections and wider building compliance services.
Speak to the Osterna team today to discuss your dry riser testing and compliance requirements.
Frequently Asked Questions
Responsible Persons must ensure that firefighting facilities, such as dry risers, are properly maintained and remain in effective working order. In England and Wales, this responsibility arises primarily under the Regulatory Reform (Fire Safety) Order 2005, while BS 9990 provides guidance on dry riser inspection, testing, and maintenance.
Dry riser testing and maintenance should be undertaken by a competent person with the appropriate knowledge, training, and equipment to inspect, pressure test, and maintain firefighting systems in accordance with dry riser regulations and recognised industry standards.
During a pressure test, the dry riser system is charged with water to confirm that it remains watertight, that valves operate correctly, and that there are no leaks that affect system performance. The inspection will also typically include checks of the dry riser inlet, landing valves, and other accessible components.
A six-month dry riser inspection is an intermediate visual inspection recommended by BS 9990:2015 to check that the system remains in good condition between annual pressure tests. Unlike the annual test, it does not involve pressure testing the system.
The inspection typically includes checking inlet and landing valves, cabinets, pipework, drain valves, signage, locking mechanisms, and other accessible components for signs of damage, corrosion, vandalism, missing parts, or obstruction.
The cost of dry riser testing varies depending on the number of dry risers, the building’s height and layout, ease of access, and whether any defects or remedial works are identified during testing. Organisations responsible for multiple buildings may also benefit from portfolio-wide testing programmes. Requesting a site-specific quotation is the best way to obtain an accurate cost.
Both dry and wet riser testing help verify that firefighting systems remain operational and ready for use during an emergency. Fire mains are commonly required in firefighting shafts serving storeys more than 18 metres above fire and rescue service vehicle access level.
Where a building has a storey more than 50 metres above access level, a wet fire main should be provided. In other buildings where fire mains are required, either a wet or dry system may be suitable.
Related articles
-
How Often Do Landlords Need to Renew Their EPC?
Expired EPCs can delay lettings and create avoidable compliance issues, particularly across larger residential portfolios. This article explains when landlords need a new EPC, when early renewal may be worthwhile, and how planned assessments can keep certificates up to date.
-
Who’s Responsible for the EPC – Landlord or Tenant?
Responsibility for obtaining and providing an Energy Performance Certificate (EPC) generally rests with the landlord. This article explains who pays for an EPC, who renews it, tenants’ responsibilities, and how landlords can maintain compliance with current EPC legislation.
-
Where Should Smoke Alarms Be Positioned?
Correct positioning of smoke alarms is essential for reliable fire detection and occupant protection. This guide explains where alarms should be installed, where they should be avoided, the legislation and Building Regulations that influence alarm positioning, and common installation mistakes.
-
Are Fire Risk Assessment Recommendations Mandatory?
Fire Risk Assessment recommendations are not automatically legal requirements, but they should never be dismissed as optional. Responsible Persons should prioritise and manage them and maintain compliance with UK fire safety legislation.
-
Fire Risk Assessment for Block Management
Fire Risk Assessments are a key part of managing fire safety in residential blocks. This guide explains who is responsible, what an assessment should cover and how managing agents and landlords should manage findings across their portfolios.
-
Fire Risk Assessment for High-Rise Buildings
Fire risk assessments for high-rise residential buildings must consider evacuation arrangements, external walls, communal areas and building-specific fire hazards. Assessments should cover and how property and compliance teams can manage findings across complex residential buildings.
-
Fire Risk Assessment for Student Accommodation
Student accommodation presents specific fire safety challenges, from shared kitchens and changing occupancy to evacuation and sleeping risk. A Fire Risk Assessment should cover how universities, landlords and accommodation providers should manage the findings.
-
How to Choose a Fire Risk Assessor
Choosing the right fire risk assessor is essential for effective fire safety management and ongoing compliance. This guide explains what makes a competent fire risk assessor, why experience and third-party certification matter, what questions to ask before appointing a provider, and how to identify a high-quality Fire Risk Assessment.
-
Smoke Vent Testing: A Compliance Guide for Responsible Persons
Smoke vent testing helps verify that Automatic Opening Vents (AOVs) and smoke control systems remain operational throughout the life of a building. This guide explains the legal requirements, British Standards, recommended testing frequencies, Responsible Person duties, and how planned inspection and maintenance support ongoing fire safety compliance.
-
Smoke Alarm Requirements for HMO Landlords
HMO smoke alarm requirements are more complex than those for standard rental properties. This guide explains how HMO fire alarm requirements differ, what landlords need to provide, and how to maintain fire safety compliance.
